HomeMy Public PortalAbout09-04-2019 Minutes HDC Regular MeetingPage 1 of
Minutes
Historic District Commission
7 p.m. Sept. 4, 2019
Town Hall Annex Board Meeting Room, 105 E. Corbin St.
Present: Chair Reid Highley, Candice Cobb, Max Dowdle, Vice Chair Jill Heilman, Laura Simmons, Virginia Smith
and Will Spoon
Staff: Town Attorney Kevin Hornik, Public Information Specialist Cheryl Sadgrove and Planner Justin Snyder
and Public Space Manager Stephanie Trueblood
Guests: Commissioner Mark Bell, Jonathan Brilliant, John Clark, Gail Cooley, Torey Mishoe, Katie Murray, Neil
Stutzer, Stephanie Trueblood, Cathleen Turner and Commissioner Jenn Weaver
1. Call to order, roll call, and confirmation of quorum
Chair Reid Highley called the meeting to order at 7 p.m. Planner Justin Snyder called the roll and confirmed the
presence of a quorum.
2. Reading of the commission's mission statement
Highley read the statement.
3. Adjustments to the agenda
There was none.
4. Minutes review and approval
A. Minutes from the special meeting Aug. 7, 2019.
Motion:
Vote:
Member Jill Heilman moved to approve the minutes as submitted. Member Virginia Smith seconded.
7-0
5. Old business
There was none.
6. New business
A. Certificate of Appropriateness Application: 106 E. Margaret Lane - Applicant Hillsborough Arts Council on
behalf of Orange County requests approval to install a public art sculpture composed of wood from the fallen
Calvin Street red oak Treasure Tree and a repurposed sign on two concrete pads in River Park (PIN: 9874-05-
8688).
Motion:
Vote:
Member Candice Cobb moved to open the public hearing. Heilman seconded.
7-0
Highley asked commission members whether they had any conflicts of interest regarding this application. Cobb
disclosed that she has been a freelance contractor for the Hillsborough Arts Council, but she thought she could be
impartial.
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Jonathan Brilliant, Gail Cooley, Torey Mishoe, Katie Murray, Neil Stutzer and Stephanie Trueblood were sworn in.
Snyder reviewed the staff report for this application.
Brilliant, the artist, said the purpose of the art project is to engage River Park and use the wood. His sculpture
would be lattice wood over steel armature, and his idea for the shape and woven pattern was influenced by the
Occaneechi Village replica.
Trueblood, the town's public space manager, shared the background of the project. She said Orange County's
landscape architect was designing the concrete stairs and pathways that would serve as the entranceway to River
Park. The arch would be integrated with the entranceway. She said the selection committee had reviewed the
design guidelines before selecting an art proposal.
Stutzer and Cooley, representing the Hillsborough Arts Council, said that more than 10 years ago they had
presented the public art piece in front of the main library to the commission. They said there were no design
guidelines for public art at the time and the discussion that led to obtaining approval was lengthy. Stutzer said the
Hillsborough Arts Council is creating a formal public art program to help artists work in collaboration. Cooley
reviewed other public art that has been approved by the commission.
Trueblood said the sketch is a loose sketch because the art has not been created yet. She pointed out that the
commission is accustomed to approving sculptures that have already been created. She wanted it noted for the
public record that this piece may change a little in shape as Brilliant is working. She said Brilliant needed to work
with the site much like stick sculpture artist Patrick Dougherty had worked with the site adjacent to the Riverwalk
greenway.
Commission members asked questions. Trueblood said that the sign posts would be 5 feet tall, but 2 feet would
be buried during installation.
Mishoe, executive director of the Hillsborough Arts Council, said the sculpture's sign could mention the
Occaneechi Village so that visitors would be made aware of its existence and that it is located within the park.
There was discussion about the dimensions. Brilliant expected the domes to be as tall as 9 feet and that they would
not be visible from across Churton Street at Weaver Street Market. He explained he will not know the exact
dimensions needed for the steel armature until the new entranceway is built. He also explained that the arch
between the two domes could be as much as 15 feet higher than the domes.
Trueblood acknowledged that the mass and height of the project falls within the Historic District Commission's
purview. She wanted to be very clear that this would be a large arch. She said River Park has the open space to
absorb this large arch.
It was explained that the difference in grade from Churton Street to River Park at that location is about 8 feet.
The commission asked for a rendering to help them picture what the arch would look like from Weaver Street
Market. Trueblood cautioned that the art piece would not look exactly like it is depicted in the rendering. For
instance, the rendering does not show woven lattice.
There was discussion that the wood lattice would deteriorate but that the steel armature would not. Brilliant
estimated that the wood would last five to seven years. Trueblood added that it may last 10 years with protective
coating. It was noted that other woods would last much longer but that one purpose of this project was to use the
red oak.
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When the wood deteriorates, the Hillsborough Arts Council and Orange County Arts Commission can decide
whether to replace the wood or remove the arch.
When asked about the sheen of the protective coating, Brilliant said the coating makes the wood slightly redder
and appear glossy until the coating starts to wear off.
When asked if the commission needed to decide at this meeting to keep the project on schedule, Trueblood said a
decision was needed. Murray, director for the Orange County Arts Commission, said to keep the cost of the project
reasonable, the concrete pads for the sculpture's base need to be poured when the concrete is poured for the
entranceway. It was explained that the selection process limited each artist to one proposal, so denying or
significantly changing Brilliant's proposal would create a problem for the selection committee.
Brilliant said footings for the sculpture would be located outside a rain garden that is planned for the
entranceway.
Snyder indicated where the proposed rain garden would be located. Trueblood said there would be no water
problem with the sculpture being located adjacent to the rain garden.
When asked whether the county had interest in someday building a stage in this area of River Park, Trueblood
said the portable stage that is installed for the annual River Park concert is located outside the view through the
arch.
Mishoe said the River Park concert organizers are aware of the plans for the arch and are supportive of those
plans.
While sharing a rendering, Brilliant pointed out that traffic lights are generally 15 feet from the ground and that
the arch would be at roughly the same height as the traffic light at the intersection of Churton and Nash & Kollock
Streets.
There was more discussion about the project's mass and scale and acknowledgement that Brilliant could not state
exact measurements for the project.
Cobb said the mass and scale is perfect. Others agreed.
There was discussion about the protective coating. Brilliant said the coating has a sheen that would not be visible
by the second year.
Trueblood said the resin forbidden in the materials list is referring to sheet plastics and not to a resin coating.
Cobb agreed.
Highley encouraged Brilliant to choose a coating with the lowest sheen. Brilliant shared a photo of a small woven
lattice test sculpture he had created and coated.
When asked about treatment of the steel armature, Brilliant said it would receive a gray powder coat.
It was noted that there is a clear plan for maintenance and ownership. There was a question of how the applicants
would try to prevent people from climbing the structure. Mishoe said the weave would be tight, so it would not give
climbers any footing. Trueblood said she has more concern about people climbing inside the sculpture and
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that Brilliant would block the inside. The partnership would replace wood, address any vandalism and make sure
there is liability insurance.
Highley asked the commission whether it wanted to state a maximum height restriction. Trueblood said if the
sculpture needs to be more than 24 feet tall, the partnership will come to the commission for approval. Heilman
does not want to see domes above the grade. Town Attorney Bob Hornik said the commission could state that the
maximum height of the domes must be a specific height. Commission members agreed that 9 feet in height above
grade would be the maximum for the domes.
Motion:
Vote:
Motion:
Vote:
Motion:
Vote:
Cobb moved to close the public hearing. Member Max Dowdle seconded.
7-0
Heilman moved to find as fact that the Hillsborough Arts Council on behalf of Orange County
application is in keeping with the overall character of the Historic District and complies with all
relevant standards of evaluation based on the commission's discussion of the application and the
standards of evaluation in Section 3.12.3 of the Unified Development Ordinance because the plans
are consistent with the Historic District Design Guidelines: Art, Site Features and Plantings, Walkways,
Driveways, and Off-Street Parking, Signage. Simmons seconded.
7-0
Heilman moved to approve the application as submitted with conditions. Simmons seconded.
7-0
Conditions: The maximum height of the entire structure shall not exceed 24 feet above grade. The bases shall not
exceed 9 feet in height. The wood lathing material shall have a natural finish and be of the lowest
sheen possible.
B. Certificate of Appropriateness Application: 300 W. King St. - Applicant Green Build LLC on behalf of Sandra
Weitzel requests approval to remove double-hung windows and a portion of the western wall and to add a porch
extension on the western side of the house at 300 W. King St. (PIN: 9864-86-6362).
Motion:
Vote:
Cobb moved to open the public hearing. Commission member Will Spoon seconded.
7-0
Highley asked for any conflicts of interest for this application. There were none.
John Clark, who designed the project, was sworn in.
Snyder reviewed the staff report.
Snyder said the commission does not typically approve MasterRib roofs or aluminum siding even on additions, but
there is past precedent of using MasterRib where some was already present on the structure. Snyder also noted
that by allowing MasterRib to continue to the addition, the crimp profiles would match, and the seamless transition
would eliminate most potential water issues.
There was discussion that Clark is not proposing to add aluminum siding but rather to enlarge the window
opening and simply keep aluminum siding around the larger opening. It was decided that Clark was proposing to
remove some aluminum siding and not to add more.
There was discussion about the materials for the sliding glass door and grill patterns. Clark said he would like to
keep many options open. After discussion, Clark agreed to eliminate fiberglass from the list of options.
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Clark agreed to bring a minor works application to Snyder if he found he needed to install an exterior light near
the door.
The commission discussed possible choices of grills for the sliding glass doors and decided acceptable options
were either a two-over-two configuration that matched windows on the rest of the house or full lite, and that a
divided lite pattern must create four equally-sized sections, if used.
Motion:
Vote:
Motion:
Vote:
Motion:
Vote:
Cobb moved to close the public hearing. Spoon seconded.
7-0
Highley moved to find as fact that the Greenbuild LLC application is in keeping with the overall
character of the Historic District and complies with all relevant standards of evaluation based on the
commission's discussion of the application and the standards of evaluation in Section 3.12.3 of the
Unified Development Ordinance because the plans are consistent with the Historic District Design
Guidelines: Additions to Existing Buildings, Windows and Doors, Exterior Walls, Porches, Entrances,
and Balconies, Roofs, Paint and Exterior Color. Heilman seconded.
7-0
Highley moved to approve the application as submitted with conditions. Smith seconded.
7-0
Conditions: Fiberglass shall not be an approved material for the sliding doors. MasterRib roofing on the addition
shall be permitted only because it is a continuation of the existing non-compliant material from the
rest of the home. Aluminum siding shall be allowed to remain because it is only to be removed, not
expanded. Door lights, if divided, shall have four equally sized panes, and muntins shall be
permanently affixed to the interior and exterior of the glass with a spacer bar in between the glass.
Exterior lighting, if desired or required by code, shall be required to be submitted as a minor works to
staff prior to its installation.
C. Discussion on solar energy equipment in front yards and on character-defining elevations in concert with the
recently adopted Hillsborough Board of Commissioners' Clean Energy Initiative.
Snyder acknowledged that Cathleen Turner, regional director of Preservation NC and a Hillsborough Historic
District resident, and Commissioners Jenn Weaver and Mark Bell wished to be a part of this discussion.
Snyder read his staff report into the record and noted some of the drawbacks of allowing solar technology on
front elevations. He also mentioned the availability of other green technology, and he listed alternate locations
where it could be placed and still be both operational and in concert with the design guidelines. Finally, he noted
that all the approvals for solar technology had been located on rear elevations or on accessory outbuildings, and
when any proposal had a front elevation component, that portion was determined to be incongruous. A total of
13 requests had been approved for solar equipment. Two were modified to require installation in the rear.
None were denied a COA. A Tesla roofed structure was also approved this year.
Weaver addressed the commission. She said she had previously gained permission from the commission to place
solar panels on her house. Her intention is to open a conversation with the commission about expanding options
for clean energy in the district. She said it is good for the environment to use buildings already in existence and it
is great that the district is walkable. She said the best available science says there are 11 years to make
environmental improvements before climate change becomes irreversible. She said Hillsborough alone cannot fix
the international problem, but everyone has a role to play in changing the environment and culture in which they
live.
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Weaver said she realizes solar panels on street-side roofs would be unusual in a historic district. She encourages
people to embrace the old and new at the same time. She said that local design guidelines refer to all parts of a
structure that are seen from a street, but state guidelines only apply to front facades of structures.
Weaver mentioned Tesla shingles. Heilman said the commission has approved them.
Simmons was interested in making street lights solar. Trueblood said all streetlights belong to the state.
Snyder said creating a subcommittee may be better than having multiple HDC meetings on this topic. He
suggested two or three commission members work with architects and/or solar engineers. He said if you want to
look at an expansion of use, you must know the visual and structural impacts. It may be there is technology that
could be placed flat in the ground yet located in a front yard without changing the streetscape.
Trueblood asked whether current commission members were open to changing the guidelines.
The board offered comments, including:
• The commission is largely charged with addressing aesthetics, but the climate crisis is more important
than aesthetics.
• It is unfortunate for the focus to be on solar energy because other technologies may lead the way.
• Solar energy technology is what homeowners are most likely to be interested in using.
• Green roofs might gain popularity, and the integrity of the historic district is supreme.
• Big trees are important. A concern is homeowners may want to cut down big trees to make room for solar
panels. Our canopy is the appeal of our town.
• The commission must balance historic integrity with technologies.
• There is concern that old structures would not support the weight of solar panels.
• There is interest in being open to new technology that is part of the design of a new structure, even on
street-facing elevations.
• There is interest in flexibility; sustainability is imperative.
• Clean energy technology may be acceptable if it is visible but not conspicuous or overwhelming to a
character-defining elevation.
Weaver thinks there is room to explore between what the commission has approved and what it has not
approved.
Turner addressed the commission. She said she has served on the commission and owns property in the district.
She said the old buildings were built to be energy efficient since there was no air conditioning when they were
built. As a Hillsborough resident, she is eager to focus clean energy efforts on the newer neighborhoods and
structures because they are the low-hanging fruit. She said people will pay attention to what Hillsborough does.
She thinks the commission can improve the guidelines by fleshing out the details. She said Portland, Oregon, has
some great guidelines for solar panels. She agrees that the commission must be careful not to disturb the
structural integrity. She thinks it is important to require a thoughtful process or people will have technology placed
wherever a contractor says it is easiest to place. She said perhaps technology could be allowed on additions of
corner properties. She said the commission's focus should be on minimizing visual and structural impacts. She
said Preservation NC has over 300 protective covenants across the state, and several have incorporated newer
technologies. Some examples are geothermal heating and cooling and solar panels placed on the ground.
Trueblood asked if it would be acceptable to change the guidelines for corner properties so that solar panels are
allowed even though they may be visible from a side street. Heilman said the guidelines require that the solar
Page 7 of
panels not be visible. Turner said the commission can amend the guidelines, so it does not appear to be making
arbitrary and capricious decisions. She suggested that the guidelines encourage minimizing visibility and provide
some examples of congruous configurations.
Bell addressed the commission and stated he previously served on it as chair. He thanked Weaver for advocating
for the environment and Turner for advocating for preservation. He said he is hopeful additional technological
options will be developed.
Snyder said he and two members of the commission might want to research other commissions' guidelines and
tweak Hillsborough's guidelines in a sensitive way.
Snyder asked the commission whether it would permit staff to approve electric charge stations as a minor works.
Trueblood and Turner voiced support for minor works approval for such stations. Trueblood added that they
should be located behind the front line of the house. The commission said staff can approve stations for
commercial and for residential properties unless the proposed location appears to be problematic to staff, in which
case staff would refer it to the HDC.
Trueblood said the town plans to update the Vision 2030 plan next spring. In the past, the vision plan has focused
on land use. The next re-envisioning will likely be broader and include a renewables pledge. She encouraged the
commission to make changes quickly that would allow houses in the district to add solar panels which may be
visible from side streets.
Snyder said there would hopefully be a grant proposal for a comprehensive update to the guidelines next year.
D. Consideration of minor amendments to the Certificate of Appropriateness application and to the Hillsborough
Historic Design Guidelines
Snyder reviewed several proposed amendments and noted feedback from the commission.
E. Discussion and possible adoption of changes to the Exterior Materials Compatibility Matrix.
The commission reviewed the matrix, and Snyder noted feedback from the commission.
7. Updates
None
8. Adjournment
Motion: Smith moved to adjourn at 10:04 p.m. Spoon seconded.
Vote: 7-0